1520 Oxford St · Douglasville, GA 30134

$230,000

3 bd · 1.5 ba · 2,009 sqft · SingleFamily public records · 65 Days on market

Built 1961 0.35 ac lot $114/sqft · 17% below area Est $278k · 17% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready home needs nothing but new owners! There is plenty of interior space including a large finished lower level bonus room. Outside, there is plenty of space to play or have your own garden in the fenced backyard. The home has been approved for a short sale and is priced to sell so make sure to schedule your showing and send in your best offer.

Key facts

• Fenced backyard
• 0.35 acre lot
• 4 parking spots

Tags

• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.1% below list).
• Recommended offer: $211k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.5% in Douglasville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#82 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 299 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 3y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,369 (8.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $277,866
• List price: $230,000
• Delta: -17.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1541 Patricia Ln	0.19mi	3/2.0	2,059 (+2%)	1mo	$289,900	$141	84
1684 Dogwood Trl	0.40mi	4/2.0 (+1)	1,976 (-2%)	7mo	$302,000	$153	66
4229 Midway Dr	0.50mi	3/2.0	2,100 (+4%)	2mo	$300,000	$143	65
1685 Dogwood Trl	0.44mi	3/2.0	1,990 (-1%)	13mo	$249,900	$126	65
4278 Midway Dr	0.43mi	4/3.5 (+1)	2,000 (-0%)	3mo	$419,000	$210	63
1580 Patricia Ln	0.18mi	3/1.5	1,735 (-14%)	13mo	$193,000	$111	58
4227 Midway Rd	0.37mi	4/2.0 (+1)	1,931 (-4%)	14mo	$245,000	$127	58
4365 Newton Cir	0.17mi	3/2.0	1,750 (-13%)	13mo	$200,000	$114	58
5501 Somer Ridge Ct	0.58mi	4/2.0 (+1)	2,152 (+7%)	8mo	$310,000	$144	48
4073 W Oak Ln	0.63mi	3/2.0	1,802 (-10%)	6mo	$225,000	$125	46
4289 Midway Dr	0.46mi	3/2.5	1,795 (-11%)	13mo	$250,000	$139	46
5478 Somer Mill Rd	0.63mi	4/2.0 (+1)	2,205 (+10%)	10mo	$310,000	$141	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-33,885
• Equity at exit: $34,294

10-year hold

• IRR: -12.4%
• Equity multiple: 0.36×
• Total profit: $-41,000
• Equity at exit: $19,886

Cash invested: $64,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 299
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $150

Break-even live

Break-even rent $1,924

Max offer price $230,000

Occupancy floor 88%

Sensitivity live

Price	-10% $280	-5% $215	+0% $150	+5% $85	+10% $19
Rent	-10% $-17	-5% $66	+0% $150	+5% $233	+10% $317
Rate	-1.0pp $265	-0.5pp $208	base $150	+0.5pp $90	+1.0pp $29

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1675 Dogwood Trl Douglasville, GA	3.0	2.0	1465	$1,740	$1.19	0d	1	0.40mi
8401 Somerton Cir Douglasville, GA	3.0	2.0	1974	$2,205	$1.12	44d	1	0.60mi
8401 Somerton Cir Douglasville, GA	3.0	2.0	1974	$2,205	$1.12	25d	1	0.60mi
5437 Somer Mill Rd Douglasville, GA	3.0	2.5	1897	$2,025	$1.07	44d	1	0.63mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	5d	1	0.79mi
2010 Ayla Dr Douglasville, GA	3.0	2.5	1421	$2,000	$1.41	13d	1	0.89mi
2010 Ayla Dr Unit 1 Douglasville, GA	3.0	2.5	1421	$1,950	$1.37	0d	1	0.89mi
3009 Acacia Cir Douglasville, GA	3.0	2.5	1421	$2,200	$1.55	13d	1	0.91mi
2501 Canter Ln Douglasville, GA	3.0	2.5	1805	$2,300	$1.27	0d	6	1.17mi
3901 Denton Dr Unit 3901 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	44d	1	1.17mi
4000 Denton Dr Unit 4000 Douglasville, GA	3.0	2.5	1616	$2,199	$1.36	6d	1	1.20mi
4100 Denton Dr Unit 4100 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	5d	1	1.21mi
5610 Fetlock Way Unit 5610 , GA	3.0	2.5	1616	$2,199	$1.36	25d	1	1.23mi
880 Terrace Mill Dr Douglasville, GA	3.0	2.5	1950	$2,080	$1.07	44d	1	1.24mi
4191 Denton Dr Unit 4191 , GA	3.0	2.5	1805	$2,199	$1.22	6d	1	1.25mi
4311 Denton Dr Unit 4311 Douglasville, GA	3.0	2.5	1805	$2,350	$1.30	25d	1	1.29mi
2270 Shawnee Trl Douglasville, GA	4.0	2.5	1886	$2,250	$1.19	6d	1	1.33mi
8324 Triple Crown Dr Douglasville, GA	3.0	3.0	2000	$1,795	$0.90	0d	1	1.40mi
8324 Triple Crown Dr Douglasville, GA	3.0	2.5	2000	$1,895	$0.95	13d	1	1.40mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	44d	1	1.42mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	18d	1	1.43mi
7796 Mountain Creek Way Douglasville, GA	3.0	2.0	1810	$1,800	$0.99	23d	1	1.43mi
4031 Denton Dr Unit 4031 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	1.46mi
3751 Denton Dr Unit 3751 Douglasville, GA	3.0	2.5	1805	$2,250	$1.25	44d	1	1.46mi
3790 Denton Dr Unit 3790 Douglasville, GA	3.0	2.5	1805	$2,199	$1.22	25d	1	1.46mi
3970 Denton Dr Unit 3970 Douglasville, GA	3.0	2.5	1805	$2,299	$1.27	18d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $230,000 Active 65 DOM
2. 2026-06-18
   days on market $230,000 Active 62 DOM
3. 2026-06-17
   days on market $230,000 Active 61 DOM
4. 2026-06-16
   days on market $230,000 Active 60 DOM
5. 2026-06-15
   days on market $230,000 Active 59 DOM
6. 2026-06-13
   days on market $230,000 Active 57 DOM
7. 2026-06-09
   days on market $230,000 Active 53 DOM
8. 2026-06-08
   days on market $230,000 Active 52 DOM
9. 2026-06-07
   days on market $230,000 Active 51 DOM
10. 2026-06-04
    days on market $230,000 Active 48 DOM
11. 2026-06-03
    days on market $230,000 Active 47 DOM
12. 2026-06-02
    days on market $230,000 Active 46 DOM
13. 2026-06-01
    days on market $230,000 Active 45 DOM
14. 2026-05-31
    days on market $230,000 Active 44 DOM
15. 2026-05-18
    status Under Contract 361-char remark

    Show marketing remark (361 chars)

    This move-in ready home needs nothing but new owners! There is plenty of interior space including a large finished lower level bonus room. Outside, there is plenty of space to play or have your own garden in the fenced backyard. The home has been approved for a short sale and is priced to sell so make sure to schedule your showing and send in your best offer.

16. 2026-05-18
    status Pending 361-char remark

    Show marketing remark (361 chars)

    This move-in ready home needs nothing but new owners! There is plenty of interior space including a large finished lower level bonus room. Outside, there is plenty of space to play or have your own garden in the fenced backyard. The home has been approved for a short sale and is priced to sell so make sure to schedule your showing and send in your best offer.

17. 2026-05-18
    price $230,000 361-char remark

    Show marketing remark (361 chars)

    This move-in ready home needs nothing but new owners! There is plenty of interior space including a large finished lower level bonus room. Outside, there is plenty of space to play or have your own garden in the fenced backyard. The home has been approved for a short sale and is priced to sell so make sure to schedule your showing and send in your best offer.

18. 2026-05-18
    price $230,000 361-char remark

    Show marketing remark (361 chars)

    This move-in ready home needs nothing but new owners! There is plenty of interior space including a large finished lower level bonus room. Outside, there is plenty of space to play or have your own garden in the fenced backyard. The home has been approved for a short sale and is priced to sell so make sure to schedule your showing and send in your best offer.

19. 2026-04-09
    listed $219,000 New 361-char remark

    Show marketing remark (361 chars)

    This move-in ready home needs nothing but new owners! There is plenty of interior space including a large finished lower level bonus room. Outside, there is plenty of space to play or have your own garden in the fenced backyard. The home has been approved for a short sale and is priced to sell so make sure to schedule your showing and send in your best offer.

20. 2026-04-09
    listed $219,000 Active 361-char remark

    Show marketing remark (361 chars)

    This move-in ready home needs nothing but new owners! There is plenty of interior space including a large finished lower level bonus room. Outside, there is plenty of space to play or have your own garden in the fenced backyard. The home has been approved for a short sale and is priced to sell so make sure to schedule your showing and send in your best offer.

21. 2026-01-15
    historical
22. 2026-01-15
    historical
23. 2025-12-02
    listed $249,000 New
24. 2025-12-02
    listed $249,000 Active
25. 2025-10-06
    status Back On Market
26. 2025-10-06
    historical
27. 2025-05-05
    status Under Contract
28. 2025-05-05
    status Pending
29. 2025-05-03
    historical
30. 2025-04-29
    listed $255,000 New
31. 2025-04-29
    listed $255,000 Active
32. 2025-03-31
    historical
33. 2025-03-31
    historical
34. 2025-03-03
    status Active
35. 2025-03-03
    status Back On Market
36. 2025-02-22
    status Under Contract
37. 2025-02-22
    status Pending
38. 2025-02-05
    price $247,999
39. 2025-02-05
    price $247,999
40. 2024-12-13
    status Back On Market
41. 2024-12-13
    status Active
42. 2024-12-06
    status Under Contract
43. 2024-12-06
    status Pending
44. 2024-11-24
    price $249,999
45. 2024-11-24
    price $249,999
46. 2024-10-22
    price $258,000
47. 2024-10-22
    price $258,000
48. 2024-10-01
    price $265,000
49. 2024-10-01
    price $265,000
50. 2024-09-12
    listed $275,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,364
• − Mortgage interest: −$12,884
• − Property taxes: −$2,619
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$6,691
• Taxable loss: −$2,037
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $2,284/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Douglasville

• Score: 71/100
• State rank: #82
• US rank: #6971

Category grades

Amenities F Commute C+ Cost of living A+ Crime F Employment C Housing A+ Health & safety B User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Douglas County · 141,416 people
• City population: 114,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.36%
• Current HPI: 243.9426
• Rent YoY: ▬ 0.03%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+405.5% since first listed

53 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-18 Price Changed $230,000 GAMLS
• 2026-05-18 Price Changed $230,000 FMLS
• 2026-04-09 Listed $219,000 FMLS
• 2026-04-09 Listed $219,000 GAMLS
• 2026-01-15 Listing Removed — FMLS
• 2026-01-15 Listing Removed — GAMLS
• 2025-12-02 Listed $249,000 FMLS
• 2025-12-02 Listed $249,000 GAMLS
• 2025-10-06 Relisted — GAMLS
• 2025-10-06 Listing Removed — GAMLS
• 2025-05-05 Pending — GAMLS
• 2025-05-05 Pending — FMLS
• 2025-05-03 Listing Removed — FMLS
• 2025-04-29 Listed $255,000 FMLS
• 2025-04-29 Listed $255,000 GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-03 Relisted — FMLS
• 2025-03-03 Relisted — GAMLS
• 2025-02-22 Pending — GAMLS
• 2025-02-22 Pending — FMLS
• 2025-02-05 Price Changed $247,999 FMLS
• 2025-02-05 Price Changed $247,999 GAMLS
• 2024-12-13 Relisted — GAMLS
• 2024-12-13 Relisted — FMLS
• 2024-12-06 Pending — GAMLS
• 2024-12-06 Pending — FMLS
• 2024-11-24 Price Changed $249,999 FMLS
• 2024-11-24 Price Changed $249,999 GAMLS
• 2024-10-22 Price Changed $258,000 GAMLS
• 2024-10-22 Price Changed $258,000 FMLS
• 2024-10-01 Price Changed $265,000 GAMLS
• 2024-10-01 Price Changed $265,000 FMLS
• 2024-09-12 Listed $275,000 FMLS
• 2024-09-12 Listed $275,000 GAMLS
• 2024-09-05 Listing Removed — GAMLS
• 2024-09-05 Listing Removed — FMLS
• 2024-04-08 Price Changed $264,900 GAMLS
• 2024-04-08 Price Changed $264,900 FMLS
• 2024-03-08 Listed $275,000 GAMLS
• 2024-03-08 Listed $275,000 FMLS
• 2023-05-24 Sold (MLS) $255,000 FMLS
• 2023-05-24 Sold (MLS) $255,000 GAMLS
• 2023-04-23 Pending — FMLS
• 2023-04-19 Pending — GAMLS
• 2023-04-19 Contingent — FMLS
• 2023-04-10 Listed $249,900 FMLS
• 2023-04-10 Listed $249,900 GAMLS
• 2022-12-30 Sold (Public Records) $149,000 Public Records
• 2002-05-30 Sold (Public Records) $74,400 Public Records
• 1995-05-03 Sold (Public Records) $45,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,619 · -0.2% YoY. Source: county tax records.